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Davao City remains one of the most attractive property markets in the Philippines outside Metro Manila, and understanding current housing prices is essential for anyone considering a purchase.
In this blog post, we break down the real numbers behind Davao City property prices in 2026, from median costs to neighborhood variations and what you can actually buy at different budget levels.
We constantly update this article with the latest data from official sources, so you always get fresh and reliable information.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Davao City.
Insights
- Davao City condos command around ₱185,000 per sqm on average in 2026, which is roughly 3 times higher per sqm than single detached houses at around ₱60,000 per sqm.
- The gap between listing prices and actual sale prices in Davao City typically sits around 6%, meaning a ₱10 million listed property often closes near ₱9.4 million.
- Lanang and Azuela Cove properties in Davao City can reach ₱260,000 per sqm, while outer areas like Toril start as low as ₱30,000 per sqm.
- New construction homes in Davao City carry a premium of about 12% over comparable older properties, mainly due to modern amenities and lower immediate renovation needs.
- Davao City housing prices have grown roughly 5% in nominal terms over the past year, but only about 3% when adjusted for inflation.
- Over the past decade, Davao City property values have increased by approximately 75% in nominal terms, though real gains after inflation are closer to 25%.
- Studio condos in Davao City remain the most expensive per sqm because buyers pay a premium for location, amenities, and strong rental demand.
- Around 40% of Davao City residential listings are condominiums, making them the most common property type on the market in 2026.
What is the average housing price in Davao City in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, meaning half of all homes cost less and half cost more, which prevents a few luxury properties from skewing your understanding of typical prices.
We are writing this as of the first half of 2026, using the latest data we collected from authoritative Philippine sources and manually verified for accuracy.
The median housing price in Davao City in 2026 is approximately ₱6.5 million (around $111,000 or €94,000), while the average housing price sits higher at ₱9.5 million (around $162,000 or €137,000) because a smaller number of high-end properties pull the average upward.
About 80% of residential properties in Davao City in 2026 fall within a price range of ₱3 million to ₱18 million (roughly $51,000 to $307,000 or €43,000 to €260,000).
A realistic entry range in Davao City in 2026 is ₱2 million to ₱3.5 million (around $34,000 to $60,000 or €29,000 to €51,000), which typically gets you a studio condo of about 22 to 26 sqm in areas like Buhangin, Sasa, or the edges of Ecoland.
A typical luxury property in Davao City in 2026 ranges from ₱25 million to ₱60 million (around $426,000 to $1.02 million or €361,000 to €866,000), and at this level you could purchase a high-end condo of 180 to 200 sqm in a premium waterfront development like Azuela Cove in Lanang.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Davao City.
Are Davao City property listing prices close to the actual sale price in 2026?
In Davao City in 2026, closed sale prices are typically about 6% below listing prices, with a common range of 3% to 10% depending on the property and negotiation.
This gap exists mainly because developers offer cash discounts and promotional packages that effectively reduce the net price, and bank appraisals sometimes come in below listing prices, pushing sellers to meet buyers in the middle. The difference tends to be largest for older condos or properties that have been on the market for several months.
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What is the price per sq m or per sq ft for properties in Davao City in 2026?
As of early 2026, the median condo price in Davao City is approximately ₱185,000 per sqm ($3,150 or €2,670 per sqm), or about ₱17,200 per sqft ($293 or €248 per sqft). The average condo price runs slightly higher at ₱195,000 per sqm ($3,320 or €2,810 per sqm), or roughly ₱18,100 per sqft ($308 or €261 per sqft).
Small condos like studios and one-bedroom units in prime Davao City locations have the highest price per sqm because buyers pay for location, amenities, and strong rental demand, while older and larger houses in outer districts have the lowest price per sqm since more value sits in the land rather than the structure.
In Davao City in 2026, the highest prices per sqm are found in Lanang and Azuela Cove, ranging from ₱170,000 to ₱260,000 per sqm, as well as Bajada near the Abreeza area with ₱160,000 to ₱240,000 per sqm. The lowest prices per sqm are in outer areas like Toril (₱30,000 to ₱65,000 per sqm) and Mintal or Tugbok (₱35,000 to ₱75,000 per sqm).
How have property prices evolved in Davao City?
Compared to one year ago (January 2025), Davao City housing prices have increased by approximately 5% in nominal terms, or about 3% after adjusting for inflation. This steady growth reflects continued end-user demand for mid-market condos and subdivision houses, even as developers relied more on promotional offers rather than aggressive price increases.
Looking back ten years to January 2016, Davao City property prices have risen by roughly 75% in nominal terms, which translates to about 25% in real terms after accounting for a decade of inflation. This long-term growth was driven by urban expansion, new masterplanned developments, infrastructure improvements, and a growing middle-class buyer base, along with higher construction costs that emerged after the pandemic.
By the way, we've written a blog article detailing the latest updates on property price variations in Davao City.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Davao City.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Davao City in 2026?
In Davao City in 2026, condominiums make up about 40% of residential listings, single detached houses account for roughly 35%, townhouses and duplexes represent around 15%, and residential lots comprise about 10%, reflecting the city's mix of vertical development in central areas and horizontal expansion in suburban districts.
Average prices by property type in Davao City as of the first half of 2026 are as follows: studio or one-bedroom condos average around ₱3.8 million ($65,000 or €55,000), two-bedroom condos average ₱7.5 million ($128,000 or €108,000), townhouses average ₱6.8 million ($116,000 or €98,000), mid-market single houses with lots average ₱10.5 million ($179,000 or €152,000), premium single houses average ₱22 million ($375,000 or €317,000), and luxury properties can reach ₱40 million ($681,000 or €577,000) or more.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Davao City?
- How much should you pay for an apartment in Davao City?
How do property prices compare between existing and new homes in Davao City in 2026?
In Davao City in 2026, new construction homes carry a premium of approximately 12% over comparable existing properties, with the typical range falling between 8% and 18% depending on location and finish quality.
This premium exists because new units come with modern amenities, updated security systems, better parking facilities, and common areas that older buildings lack, while buyers of older properties often face immediate renovation costs for kitchens, bathrooms, wiring, or waterproofing.
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How do property prices vary by neighborhood in Davao City in 2026?
Lanang, including the Azuela Cove development, is Davao City's most premium residential area in 2026, featuring high-end condos and newer developments with prices ranging from ₱9 million to ₱45 million ($153,000 to $767,000). This area commands top prices because of its proximity to the airport, international-standard retail centers, and waterfront living options that attract both expats and affluent local buyers.
Bajada, particularly the corridor near JP Laurel Avenue and Abreeza Mall, offers a central location with strong condo inventory, where prices range from ₱4 million to ₱18 million ($68,000 to $307,000). Its popularity stems from walkability to retail and business centers, making it ideal for professionals who want urban convenience without the highest price tags.
Toril and Mintal represent Davao City's more affordable suburban options in 2026, with houses and townhouses priced between ₱2.3 million and ₱9 million ($39,000 to $153,000). These outer districts offer larger lots and more space for families, though they require longer commutes to the city center.
You will find a much more detailed analysis by areas in our property pack about Davao City. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Lanang / Azuela Cove | Premium / Expat | ₱9M-₱45M ($153k-$767k) | ₱170k-₱260k ($2.9k-$4.4k) | ₱15.8k-₱24.2k ($269-$412) |
| Bajada (Abreeza area) | Commute / Popular | ₱4M-₱18M ($68k-$307k) | ₱160k-₱240k ($2.7k-$4.1k) | ₱14.9k-₱22.3k ($254-$380) |
| Poblacion (Downtown) | Commute / Central | ₱3.5M-₱15M ($60k-$256k) | ₱150k-₱220k ($2.6k-$3.7k) | ₱13.9k-₱20.4k ($237-$348) |
| Matina | Family / Mixed | ₱5M-₱25M ($85k-$426k) | ₱110k-₱200k ($1.9k-$3.4k) | ₱10.2k-₱18.6k ($174-$317) |
| Ecoland | Value / Condo-heavy | ₱2.8M-₱12M ($48k-$204k) | ₱120k-₱190k ($2k-$3.2k) | ₱11.1k-₱17.6k ($189-$299) |
| Maa (Ma-a) | Family / Established | ₱7M-₱30M ($119k-$511k) | ₱70k-₱130k ($1.2k-$2.2k) | ₱6.5k-₱12.1k ($111-$206) |
| Buhangin / Communal | Family / Growth area | ₱3M-₱15M ($51k-$256k) | ₱60k-₱120k ($1k-$2k) | ₱5.6k-₱11.1k ($95-$189) |
| Sasa | Value / Near airport | ₱2.5M-₱10M ($43k-$170k) | ₱95k-₱170k ($1.6k-$2.9k) | ₱8.8k-₱15.8k ($150-$269) |
| Cabantian | Family / Subdivisions | ₱4M-₱14M ($68k-$239k) | ₱55k-₱95k ($937-$1.6k) | ₱5.1k-₱8.8k ($87-$150) |
| Catalunan Grande/Pequeño | Value / Subdivisions | ₱3M-₱12M ($51k-$204k) | ₱45k-₱85k ($767-$1.4k) | ₱4.2k-₱7.9k ($71-$135) |
| Mintal / Tugbok | Entry / Value | ₱2.5M-₱9M ($43k-$153k) | ₱35k-₱75k ($596-$1.3k) | ₱3.3k-₱7k ($55-$119) |
| Toril | Entry / Suburban | ₱2.3M-₱8M ($39k-$136k) | ₱30k-₱65k ($511-$1.1k) | ₱2.8k-₱6k ($47-$103) |
How much more do you pay for properties in Davao City when you include renovation work, taxes, and fees?
When buying a ready-to-move-in property in Davao City in 2026, you should budget an additional 3% to 6% on top of the purchase price for taxes and fees, but if you're buying an older property that needs renovation, the total can increase by 10% to 25% above the purchase price.
For a property around $200,000 (approximately ₱11.74 million) in Davao City, you can expect to pay an additional ₱410,000 to ₱650,000 ($7,000 to $11,000) in taxes, registration fees, and notary costs. This brings your total investment to roughly ₱12.15 million to ₱12.4 million ($207,000 to $211,000) before any renovation work.
For a property around $500,000 (approximately ₱29.35 million), the additional costs for taxes and fees would typically range from ₱1 million to ₱1.6 million ($17,000 to $27,000). Your total would land between ₱30.35 million and ₱31 million ($517,000 to $527,000) assuming the property is ready to occupy.
For a property around $1,000,000 (approximately ₱58.7 million), expect additional costs of ₱2 million to ₱3.5 million ($34,000 to $60,000) for taxes and fees. This means your all-in investment would be approximately ₱60.7 million to ₱62.2 million ($1.03 million to $1.06 million) for a move-in-ready property.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Davao City
| Expense | Type | Estimated Cost Range and Details |
|---|---|---|
| Documentary Stamp Tax | Tax | Approximately 1.5% of the property value. For a ₱10 million property, this would be around ₱150,000 ($2,550). This tax is required on all property transfers and is paid to the Bureau of Internal Revenue. |
| Local Transfer Tax | Tax | Approximately 0.5% of the property value in Davao City. For a ₱10 million property, expect around ₱50,000 ($850). This is paid to the local government unit and rates can vary slightly. |
| Capital Gains Tax | Tax | 6% of the selling price or zonal value, whichever is higher. Officially a seller's tax, but who pays is often negotiated. For a ₱10 million property, this could be ₱600,000 ($10,200) if passed to the buyer. |
| Registration Fees | Fee | Approximately 0.3% to 0.8% of property value, based on a tiered schedule from the Land Registration Authority. For a ₱10 million property, expect ₱30,000 to ₱80,000 ($510 to $1,360). |
| Notary and Documentation | Fee | Typically ₱15,000 to ₱60,000 ($255 to $1,020) depending on the complexity of the transaction. This covers notarization of the deed of sale and other required documents. |
| Light Renovation (Condo) | Renovation | ₱8,000 to ₱15,000 per sqm ($136 to $255 per sqm) for cosmetic updates like painting, kitchen fixtures, and flooring. A 50 sqm condo might cost ₱400,000 to ₱750,000 ($6,800 to $12,800). |
| Heavy Renovation (House) | Renovation | ₱15,000 to ₱35,000 per sqm ($255 to $596 per sqm) for major work including roofing, wet areas, and electrical or plumbing systems. A 150 sqm house could cost ₱2.25 million to ₱5.25 million ($38,000 to $89,000). |
We made this infographic to show you how property prices in the Philippines compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Davao City in 2026 with different budgets?
With $100,000 (approximately ₱5.87 million) in Davao City in January 2026, you could buy a studio condo of about 24 to 28 sqm in Ecoland (newer or pre-selling), a townhouse of 70 to 85 sqm in Mintal or Tugbok (existing), or an older small house of 80 to 110 sqm in Toril.
With $200,000 (approximately ₱11.74 million), you could purchase a two-bedroom condo of 50 to 65 sqm in Bajada (newer construction), a single detached house of 140 to 180 sqm in Catalunan or Cabantian subdivisions (existing), or a better-finish house of 160 to 220 sqm in Buhangin or select areas of Maa.
With $300,000 (approximately ₱17.61 million), you could buy a large two or three-bedroom condo of 90 to 120 sqm in Lanang (newer), a premium house of 200 to 260 sqm in Maa or Matina (existing), or a newer high-spec house of 220 to 280 sqm in a good Buhangin subdivision.
With $500,000 (approximately ₱29.35 million), you could acquire a premium condo of 140 to 180 sqm in Lanang (newer), a high-end house of 300 to 450 sqm in top pockets of Matina or Maa, or a large lot with custom build potential in a prime Buhangin or Maa subdivision.
With $1,000,000 (approximately ₱58.7 million), you could purchase a luxury house with large floor area and premium finishes in Lanang or Maa, a top-tier condo or penthouse-type unit in Lanang or Azuela Cove, or an estate-style home with significant lot space in select Matina subdivisions.
With $2,000,000 (approximately ₱117.4 million), you enter a very thin market segment in Davao City where listings are rare at any given time, but options include ultra-premium bespoke houses with large lots in top subdivisions, a portfolio of multiple prime condos in Lanang or Bajada, or signature trophy properties that appear occasionally.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Davao City.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Davao City, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bangko Sentral ng Pilipinas RPPI | The Philippine central bank's official housing price index built from bank housing loan data with published methodology. | We used it to anchor national and outside-NCR price trends. We kept our Davao City estimates consistent with the broader Philippine property cycle. |
| BSP RPPI Q1 2025 Report | An official BSP publication with definitions, trend charts, and growth rates for the Philippine housing market. | We cross-checked that 2025 showed positive but moderating housing price growth. We used its NCR versus outside-NCR split to position Davao City realistically. |
| BSP RPPI Q2 2025 Report | The same official index series updated quarterly with clear tables and figures on price movements. | We triangulated the latest available momentum heading into January 2026. We used this as our baseline for year-over-year estimates for Davao City. |
| BSP Inflation Statistics | An official BSP statistical table sourced from PSA CPI data that is easy to verify. | We estimated inflation-corrected real changes for one-year and ten-year comparisons. We kept our real versus nominal story coherent for January 2026. |
| European Central Bank EUR/PHP Rate | A central bank reference rate series with downloadable daily data for currency conversions. | We converted PHP values into EUR using late December 2025 rates. We applied this rate consistently across all euro conversions in our analysis. |
| Wise USD/PHP Rate | A widely used converter showing transparent historical exchange rates that is useful when official downloads are unavailable. | We converted PHP values into USD with a late December 2025 rate as the closest proxy for January 2026. We applied the same rate everywhere. |
| Bureau of Internal Revenue Zonal Values | BIR is the tax authority and zonal values are the official tax valuation schedule used in Philippine property transactions. | We used BIR zonal values as a floor reference for land values by area. We explained why declared values sometimes differ from market prices. |
| Homeward.ph Zonal Value Tool | A transparent data extractor that points back to official BIR Department Orders and provides ranges by area. | We quickly triangulated the spread of land value ranges within Davao City. We treated it as a structured view of BIR schedules rather than market pricing. |
| FazWaz Philippines Davao Condos | A large portal that publishes itemized listing prices with computed price per sqm, useful for market range triangulation. | We built realistic asking price per sqm bands for Davao City condos. We used specific verifiable listing examples like Azuela Cove for the luxury segment. |
| FazWaz Philippines Davao Properties | The same benefit of transparent asking prices with implied price per sqm across houses and subdivisions. | We triangulated typical house and lot pricing bands in Davao City. We used displayed price per sqm figures to keep house versus condo comparisons consistent. |
| Dot Property Philippines Davao | An established portal that displays prices and price per sqm for many listings across Davao City. | We used it as an independent cross-check on house price per sqm levels. We sanity-checked our entry versus mid versus premium house examples. |
| BIR Documentary Stamp Tax | The official Bureau of Internal Revenue page explaining documentary stamp tax rates and requirements. | We referenced the 1.5% DST rate commonly applied on property transfers. We included this in our transaction cost calculations for Davao City buyers. |
| BIR Capital Gains Tax | The official Bureau of Internal Revenue page explaining capital gains tax on real property sales. | We noted the 6% CGT as a seller tax that is sometimes negotiated with buyers. We factored this into our all-in cost estimates where relevant. |
| Respicio & Co. Tax Commentary | A Philippine law firm providing clear explanations of taxes and fees when transferring land titles. | We used their guidance on transfer tax rates by locality. We applied a 0.5% transfer tax as a realistic planning assumption for Davao City. |
| Land Registration Authority Fee Schedule | The official LRA document showing tiered registration fees based on property value. | We estimated registration costs at 0.3% to 0.8% of property value. We included these in our total transaction cost calculations for Davao City. |
| Philippine Statistics Authority | The government agency responsible for official statistics including consumer price index data. | We used PSA CPI data as referenced by BSP for inflation adjustments. We calculated real versus nominal price changes over one and ten year periods. |
| Davao City Local Government Unit | The local government that sets transfer tax rates and other local fees for property transactions. | We confirmed the local transfer tax rate used in our calculations. We ensured our fee estimates aligned with current Davao City requirements. |
| Philippine Developer Websites | Primary sources for new development pricing, payment terms, and promotional offers in Davao City. | We verified new construction pricing and premium estimates. We confirmed that developers use promotional packages rather than outright price cuts. |
| Real Estate Broker Consultations | Local market practitioners who understand actual transaction dynamics and negotiation patterns. | We validated the 6% average gap between listing and closing prices. We confirmed neighborhood categorizations match local market perceptions. |
| Property Appraisal Guidelines | Banking industry standards for property valuation used in mortgage lending decisions. | We explained why bank appraisals sometimes come below listing prices. We factored this into our listing versus closing price gap estimates. |
| Construction Cost Indices | Industry data on materials and labor costs that affect replacement values and new build pricing. | We explained why post-pandemic construction costs support higher asking prices. We used this context for our ten-year price change analysis. |
| Philippine Real Estate Associations | Industry groups that track market trends and provide context on buyer behavior and preferences. | We validated the breakdown of property types on the Davao City market. We confirmed the popularity of different neighborhoods with various buyer segments. |
| Currency Exchange Rate Services | Multiple sources for verifying exchange rates used in currency conversions throughout our analysis. | We used 1 USD equals 58.7 PHP and 1 EUR equals 69.3 PHP as late December 2025 rates. We applied these consistently across all conversions. |
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